@Kaaren Hall after seeing your post i called them right away, their fees are extremely high for an HSA that for the most part most people don't have a lot of money in.I max my HSA every year, but if you have a self only plan you can only put about 4k /yr  and if you have some medical bills it's less.they are also very restrictive on taking money out, and no CC to pay the doctor. prior to speaking with them I was extremely excited to see this opportunity you suggested,  but after my conversation I'm no longer...I will look for other options now that I see there may be some, so thanks so much for bringing it up.

., Richmond, and Detroit led rent increases, while Austin and Raleigh saw year-over-year declines due to high supply.

@Cole Bossert I think @Sarah Kensinger and others have touched on the biggest qualities, especially communication.

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

They realize the due on sale clause could get exercised and believe the risk is justified by the reduced rate.

Much better as a short term acquisition strategy for flips IMO but always a high-risk strategy that should not be practiced by anyone who doesn't have the liquid capital to pay off the loan if needed.

Those remote flips and high cash flow rentals are so tempting on paper, but they rarely go well in reality. 

Some folks are comfortable paying 10X, but you can find those deals all day long.Now, if it was a highly unique and rare property, I'm not as worried about the multiple. 

If you meet that requirement, I highly recommend it. 

Private lending using retirement funds is my personal favorite (I've done a few dozen loans like this) for the following reasons: passive, low risk, and high returns.